October 2026 RV Park & Campground Market Snapshot
October 2026 brought reported acquisitions across RV parks and manufactured housing communities, specialized lending activity, and a softer RV manufacturing backdrop. For owners and investors, the month’s developments underscored the importance of property-level cash flow, infrastructure, and realistic improvement assumptions.
Executive Market Overview
Reported activity included the sale of a 188-site Tennessee RV park, a smaller Texas value-add acquisition, and manufactured housing transactions in North Carolina. Financing announcements spanned RV resort acquisitions, construction, and refinancing. Meanwhile, RV shipment data released in October pointed to continued softness in manufacturer deliveries.
1. RV Park and Campground Acquisition Activity
Wells Creek RV Park — Erin, Tennessee
NAI Outdoor Hospitality Brokers reported the October closing of Wells Creek RV Park, a 188-site property on approximately 84 acres in Middle Tennessee. Pricing was not disclosed.
PBS Investment Perspective: Larger parks can offer operating scale, but investors should evaluate utility capacity, infrastructure condition, occupancy mix, and management requirements. Acreage and site count alone do not establish value.
Village RV Park — Nacogdoches, Texas
Elevated Capital Group reported acquiring Village RV Park on October 15 for $900,000. The property contains 39 RV sites on approximately 21 acres. The buyer identified vacant-site lease-up, electrical improvements, septic capacity, and potential additional accommodations as part of its strategy.
PBS Investment Perspective: This illustrates a smaller-property value-add approach. Returns depend on the cost and timing of improvements, attainable occupancy, and verified rental demand.
2. Manufactured Housing Investment Activity
FG Communities Holdings reported two North Carolina acquisitions in October: a 49-homesite community in Garner, near Raleigh, and a 29-homesite community in Mars Hill, near Asheville. The transactions closed October 8 and October 9, respectively.
| Location | Homesites | Approximate acreage |
|---|---|---|
| Garner, North Carolina | 49 | 59 |
| Mars Hill, North Carolina | 29 | 19 |
| Combined | 78 | 78 |
PBS Investment Perspective: Smaller manufactured housing communities can attract buyers seeking recurring site income and operating improvements. Existing occupancy, home ownership, infrastructure obligations, and achievable rent growth should be evaluated separately.
3. Financing and Capital Markets
October reporting included specialized lending for both acquisitions and development-oriented properties.
| Transaction | Reported financing | Purpose |
|---|---|---|
| Western New York RV resort | $4.06 million | Acquisition loan for a reported 780-site community |
| Arkansas RV park | $2.135 million | Construction financing; reported 73% loan-to-cost and 6.75% interest |
| Arizona manufactured housing park | $2.0 million | Cash-out refinance with a reported ten-year term |
PBS Investment Perspective: Financing availability varies by borrower and asset. Buyers should model loan proceeds, recourse, interest rates, required equity, construction contingencies, and debt service rather than assuming transaction-specific terms are broadly available.
4. RV Industry Performance
The RV Industry Association reported 23,320 wholesale RV shipments in September 2026, a 9.2% year-over-year decline, in data released during October. Park model RV shipments reportedly increased 3.4%.
RVIA’s fall outlook also projected approximately 290,000 wholesale RV shipments for full-year 2026, reflecting a softer manufacturing environment.
PBS Investment Perspective: Wholesale shipments measure manufacturer deliveries, not campground occupancy. Property-level reservations, average rates, site utilization, operating expenses, and net operating income are more directly relevant to valuation.
5. Fall Operations and Year-End Valuations
October offers campground owners an opportunity to assess the summer operating season and prepare for the following year. Useful records include monthly revenue by accommodation type, seasonal occupancy, reservations, payroll, utilities, maintenance, and capital expenditures.
Transient-oriented parks should compare peak-season results with full-year cash flow. Extended-stay communities should review collections, tenant concentration, local employment drivers, and infrastructure obligations.
PBS Investment Perspective: Clear financial reporting and documentation of improvements can improve transaction efficiency. Expansion plans should be supported by entitlement status, utility capacity, cost estimates, and realistic demand assumptions.
6. PBS October Investment Outlook
October’s reported transactions reflect investment activity across a range of RV parks and manufactured housing communities, from smaller value-add acquisitions to larger recreational assets.
Although RV manufacturing indicators remained softer, individual properties with documented income, sound infrastructure, and identifiable demand drivers may still present opportunities. Buyers and sellers benefit from disciplined underwriting, reliable records, and realistic expectations.
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